Kitchen Remodel in Edmonds

The ramblers and split-levels through Five Corners and above the Edmonds ferry terminal in 98020 were built when cooking was hidden work — galley kitchen, door closed, separated from the dining room. Opening that up means a load-bearing wall analysis and an LVL beam before anything cosmetic happens. If you're fitting a Bosch induction range or building around a Thermador column fridge, the structural rough-in has to come first.

Homes in 98020 near the waterfront — from the blocks above Brackett's Landing beach park down through the Puget Sound-facing streets toward the Edmonds-Kingston ferry dock — and through the Meadowdale area in 98026 follow a familiar pattern: 1,400–1,800 sq ft ramblers and split-levels with original 100-amp electrical panels and kitchens never designed for modern appliances. The hillside streets above downtown Edmonds and the single-family blocks around Five Corners hold the highest concentration of this mid-century housing stock. Mid-century here means crawlspaces, not basements — and crawlspace moisture is common on north-facing lots a few blocks off the water. Vapor barrier work under the subfloor often surfaces during a full kitchen gut. Snohomish County PDS handles permits for both city-limit and unincorporated parcels in 98026; plan review runs 4–8 weeks when structural or gas changes are on the drawings.